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Record of Proceedings

Nampa Planning and Zoning Commission Meeting – September 15, 2026

Public Meetings — Tuesday, September 15, 2026
BodyNampa, Idaho
SessionPublic Meetings
DateTuesday, September 15, 2026
StatusFILED
Video Record
0:00 / 1:29:17

Original source
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1:14

Okay.

1:16

I've got six o'clock.

1:18

I'd like to start by welcoming everyone to the City of Napa Planning and Zoning Commission meeting September 15th, 2026.

1:26

We'll start with the roll call.

1:30

Thank you.

1:31

Chairman Miller.

1:32

Here.

1:33

Vice Chair Garner.

1:35

Here.

1:36

Commissioner Kehoe.

1:38

Here.

1:38

Commissioner Morgan.

1:39

Here.

1:40

Commissioner Copeland?

1:41

Commissioner Daffer.

1:43

Commissioner Kirkman.

1:45

Absent.

1:46

Commissioner Turner.

1:48

Absent.

1:49

Commissioner Feem?

1:50

Here.

1:51

Thank you.

1:53

Thank you.

1:55

Mr.

1:56

Ashby.

1:59

Thank you, Mr.

2:00

Chair and Commissioners.

2:02

Just a couple of things to report on from uh City Council on the 8th of September.

2:08

The first one was a final plat for Sunnyvale East, number two.

2:13

And that's southwest of Carcher and Middleton for assisted living facility.

2:18

You had recommended approval on August 25th, and City Council did approve that final plat.

2:26

The next one is annexation and zoning to RA and RS7 northwest of Lake Lowell and Midway Road for Grace Bible Church.

2:47

And then the next one was our our zoning code amendments.

2:52

So though that's for accessory dwelling units and starter homes that the state required.

3:10

And it was slightly different than what we were uh interpreting it as.

3:45

Whatever they come up with for the code.

3:47

So I just wanted to clarify that.

3:50

They did approve it as you had recommended.

3:53

The next one was a vacation of an emergency access easement at 3184 East Mossy Rock Court.

4:02

And this was designed to go away when the subdivision went in and provided a second access to it.

4:10

So that's exactly what happened.

4:12

So they abandoned the emergency access uh or the emergency um access easement and just used the subdivision uh access.

4:23

Um so that's what that was approved by city council.

4:26

And then the final one was annexation and zoning to IL and then a rezone from RA to IL, and this was for the city of Nampa out uh at the airport.

4:37

Um and you had recommended approval on July 28th, and City Council approved that one as well.

4:46

That's all I have.

4:48

Thank you.

4:52

Mr.

4:53

Chair.

4:54

Yes.

4:55

May I dovetail with P and Z communications for another staff communication related to planning and zoning?

5:02

Absolutely.

5:03

So it's with great, I guess, appreciation and joy, I guess, the welcomed another attorney to the ranks of the city.

5:20

Name's Blair Larson is here tonight.

5:43

Absolutely.

5:46

Well, you know what happens if there's two attorneys in a room, you'll get three opinions.

5:49

So yeah.

5:51

Without further ado, we'll have Blair come up and introduce himself.

6:05

Sorry about that.

6:06

Yeah.

Discussion Breakdown — Share of Meeting
Land Use Planning█████████████████████████████████████████████56%
Public Engagement██████████12%
Procedural███████9%
Zoning██████8%
Engineering And Infrastructure████5%
Transportation Safety██3%
Personnel Matters██2%
Parks and Recreation██2%
Affordable Housing█1%
Summary of Proceedings

Nampa Planning and Zoning Commission Meeting – September 15, 2026

The Nampa Planning and Zoning Commission met on September 15, 2026, at 6:00 PM. The meeting covered staff communications, a consent agenda, a rescheduled item, a landscape plan amendment, and three public hearings on annexations and zoning changes. All votes were unanimous except one recusal. The meeting was adjourned after approvals.

Consent Calendar

  • Approved consent agenda (moved by Garner, seconded by Kehoe): All in favor. No further details provided.

Staff Communications

  • City Council updates (Mr. Ashby): Reported approvals from September 8, 2026: final plat for Sunnyvale East #2 (assisted living facility), annexation/zoning for Grace Bible Church, zoning code amendments for ADUs/starter homes, vacation of emergency access easement at 3184 East Mossy Rock Court, and annexation/zoning for city of Nampa airport. All had been recommended by P&Z and approved by Council.
  • New City Attorney introduction: Blair Larson introduced himself, previously city attorney of Sweet Home, Oregon, with experience in economic development and land use.

Business Item: Rescheduling of Item 4-4

  • Item 4-4 (annexation and zoning to BC for 3005 North Middleton Road, Hazard Lake Holdings) was rescheduled to October 27, 2026 due to non-compliance with property posting by the applicant and the city. No further action taken.

Business Item: Landscape Plan Amendment – Sunnyvale East

  • Proposal: Change approved landscape plan along Carcher Road from a 6-foot solid vinyl fence and 3–4 foot berm to a 25-foot landscape buffer with enhanced landscaping, no fence or berm. The owner of the future assisted living facility desired open visibility to traffic.
  • Motion to approve (Morgan, second Garner): Passed 7–0 (roll call: Garner aye, Miller aye, Daffer yes, Kehoe aye, Morgan yes, Copeland aye). Commissioner Feem present but not listed in roll call? Actually roll call had Garner, Miller, Daffer, Turner absent, Kehoe, Morgan, Kirkman absent, Copeland, Feem? The transcript shows Feem present. Vote recorded as ayes from all present. Commission confirmed proposal meets city code.

Public Hearings

Item 4-1: Emberwood Subdivision (Annexation, Zoning RS4, Preliminary Plat)

  • Applicant: Sabrina Durchy representing SD Land Consulting on behalf of James and Red Ada Dorn Camp. Property at 5712 Homedale Road, 8.9 acres.
  • Proposal: Annexation and zoning to RS4 (medium density residential), preliminary plat for 46 single-family lots (4,000–7,298 sq ft), 12 common lots, 15.5% open space (1.39 acres), with amenities including pavilion, fire pits, soccer field, play area, pathways. Density 5.12 units/acre. Estimated impact fees over $600,000.
  • Staff report (Terry Friend): Property is contiguous to city limits; future land use map designates medium density residential. Adjacent uses: north – Caldwell (Jackson apartment complex 316 units), south – Wagers Dairy subdivision (under construction), west – Caldwell (Wagers Acres), east – Canyon County commercial/trailer park. Traffic impact study not required. Fire district requires two access roads (connection to Wagers Dairy). Police estimated 14 additional officers and $17,920 first-year cost. Late public comment from Amy Woodruff (civil engineer) expressed strong support.
  • Public testimony: None.
  • Discussion: Commissioners noted the development serves as a good buffer between higher-density Caldwell and single-family Nampa. No opposition.
  • Motion to approve (Daffer, second Kehoe): Passed 7–0 (roll call: Garner yes, Miller yes, Daffer yes, Kehoe aye, Morgan yes, Copeland yes, Feem aye).

Item 4-2: 4302 East Locust Lane Annexation and Zoning RS8.5

  • Applicant: Anthony and Sarah Fine (absent; staff proceeded). Property currently in Canyon County.
  • Proposal: Annexation and zoning to RS8.5 to connect to city sewer. No development proposed. City code violations noted by Nampa Code Compliance; standard engineering comments.
  • Staff report (Candice Fry): Property is contiguous; future land use medium density residential. Surrounding zoning: north – Canyon County single-family, south – Canyon County, west – RS6 (Southern Ridge subdivision), east – Canyon County. No public comments.
  • Public testimony: None.
  • Motion to approve (Garner, second Daffer): Passed 7–0 (roll call same as above).

Item 4-3: MerriCrete / Triple Crown Annexation and Zoning IL (148 acres near Flamingo Ave and I-84)

  • Applicant: Sabrina Durchy representing MerriCrete Landholding and Triple Crown Development LLC; property owner Lance Thewison present. Ten parcels (including I-84 right-of-way) at addresses from 0000 to 7425 East Flamingo Avenue and 0 McDermott Road.
  • Proposal: Annexation and zoning to Light Industrial (IL). Site has operated as gravel pit and concrete batch plant since 1970s (legal non-conforming use under Canyon County). Applicant seeks annexation to align with city’s planned industrial area and to prepare for future Highway 16 extension. No changes to operations proposed; any future redevelopment would require separate approval.
  • Staff report (Christy Watkins): Property is contiguous via I-84 path; future land use map shows industrial. City services (water, sewer) available; 50-foot right-of-way dedication along McDermott Road required. Engineering comments on access, traffic. Applicant notes Canyon County recommended annexation.
  • Public testimony: Four speakers:
    • Jeff Smith (6705 East Flamingo Ave): Concerned his residence would become an enclave; asked about protection and future purchase.
    • Andrew Baker (7584 Cypress Lane): Noted boundary line cuts through Mr. Smith’s driveway; asked about grandfathering.
    • Unnamed speaker (6225 East Carson Ave): Requested stop signs at Flamingo/Robinson due to truck traffic.
    • Keith Lewis (557 North McDermott Road): Clarified ownership of parcel “0 McDermott Road” and asked about easement on Overland.
    • Megan Clements (6705 East Flamingo Ave): Asked about impacts to her property (shared fence), protections (setbacks, landscaping, dust, noise, truck traffic), and potential forced annexation.
  • Applicant response: Lance Thewison explained his goal to preemptively relocate the batch plant before Highway 16 splits the site. He has no plans to force annexation of neighbors or extend utilities to them. The Overland right-of-way is 30 ft; he is negotiating sale to neighbor. Shared well issue: city water available; neighbor could connect if annexed.
  • Staff response (Daniel Badger, City Engineer): The city does not force annexation historically (except rare enclaves). Stop sign warrant analysis can be done after annexation. The city partners with state on Highway 16; state now leads. Parcel identification uses R-numbers, not addresses.
  • Discussion: Commissioners clarified this is only an annexation; no immediate changes. Future development would trigger public hearings and protections (setbacks, landscaping). Commissioner Morgan recused due to conflict of interest.
  • Motion to approve (Garner, second Daffer): Passed 6–0–1 (roll call: Garner yes, Miller yes, Daffer yes, Kehoe aye, Morgan recused, Copeland yes, Feem aye).

Key Outcomes

  • Consent agenda: Approved.
  • Sunnyvale East landscape plan amendment: Approved (7–0).
  • Item 4-4 rescheduled: To October 27, 2026.
  • Emberwood Subdivision: Recommended approval to City Council (7–0).
  • 4302 East Locust Lane annexation/zoning: Recommended approval (7–0).
  • MerriCrete/Triple Crown annexation/zoning IL: Recommended approval (6–0–1).
  • Meeting adjourned at conclusion of business.

Meeting Transcript

Okay. I've got six o'clock. I'd like to start by welcoming everyone to the City of Napa Planning and Zoning Commission meeting September 15th, 2026. We'll start with the roll call. Thank you. Chairman Miller. Here. Vice Chair Garner. Here. Commissioner Kehoe. Here. Commissioner Morgan. Here. Commissioner Copeland? Commissioner Daffer. Commissioner Kirkman. Absent. Commissioner Turner. Absent. Commissioner Feem? Here. Thank you. Thank you. Mr. Ashby. Thank you, Mr. Chair and Commissioners. Just a couple of things to report on from uh City Council on the 8th of September. The first one was a final plat for Sunnyvale East, number two. And that's southwest of Carcher and Middleton for assisted living facility. You had recommended approval on August 25th, and City Council did approve that final plat. The next one is annexation and zoning to RA and RS7 northwest of Lake Lowell and Midway Road for Grace Bible Church. And then the next one was our our zoning code amendments. So though that's for accessory dwelling units and starter homes that the state required. And it was slightly different than what we were uh interpreting it as. Whatever they come up with for the code. So I just wanted to clarify that. They did approve it as you had recommended. The next one was a vacation of an emergency access easement at 3184 East Mossy Rock Court. And this was designed to go away when the subdivision went in and provided a second access to it. So that's exactly what happened. So they abandoned the emergency access uh or the emergency um access easement and just used the subdivision uh access. Um so that's what that was approved by city council. And then the final one was annexation and zoning to IL and then a rezone from RA to IL, and this was for the city of Nampa out uh at the airport. Um and you had recommended approval on July 28th, and City Council approved that one as well. That's all I have. Thank you. Mr. Chair. Yes.

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